Two - In my due diligence, it looks like the only real option to make this unit legal is a special permit and variance, therefore, causing me to update the whole building with sprinklers, fire alarm, and meeting stretch code (certainly not enough meat on the bone for this route).  

My insurance provider has given me a warning that this will change my insurance from a standard dwelling/fire to a surplus line, specific to undergrad tenants. 

I'd let the power company know.The power company was there almost as fast as the fire department👍 

Your new potential guests are insurance companies for homeowner displacement (flood, fire), buyers looking to move to the area but not sure where they want to be, sellers who want to sell but have nowhere to go, contract workers in the area, adjunct professors on a semester job, etc.

He's also a very good operator from what I've know and seen as he does share content online (walkthroughs of the aftermath of fires at his property, etc).

The fire code is getting updated every year.  

I would like to give it a shot again that’s not pertaining to fire closure and maybe I’ll have more luck thanks

We fired the first PM that PLACED her because they did a terrible job.

Lol someone says they're not interested in jumping through hoops means they're not serious or their buyer is all smoke no fire. 

Then I get the prospective clients making 6 figures on their regular job but they're still swapping out doors on kitchen cabinets or fixing toilet guts in the evenings and can't see the forest through the trees yet.